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AGENDA ITEM # 38

KEY FOCUS AREA: Economic Vibrancy


AGENDA DATE: February 12, 2014
COUNCIL DISTRICT(S): 11
DEPARTMENT: Sustainable Development and Construction
CMO: Theresa ODonnell, 671-9195
MAPSCO: 15 Y
SUBJECT
A public hearing to receive comments regarding an application for and an ordinance
granting a Planned Development District for single family uses on property zoned an
R-16(A) Single Family District on the northwest corner of Forest Lane and Creekway
Drive
Recommendation of Staff and CPC: Approval, subject to a development plan,
landscape plan and conditions
Z134-106(WE)

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HONORABLE MAYOR & CITY COUNCIL WEDNESDAY, FEBRUARY 12, 2014

ACM: Theresa ODonnell

FILE NUMBER: Z134-106(WE) DATE FILED: October 7, 2013

LOCATION: Forest Lane and Creekway Drive, northwest corner

COUNCIL DISTRICT: 11 MAPSCO: 15-Y

SIZE OF REQUEST: Approx. 4.47 acres CENSUS TRACT: 132

APPLICANT: Charles Hicks

OWNER: Unity Church of Dallas

REPRESENTATIVE: Audra Buckley

REQUEST: An application for a Planned Development District for single
family uses on property zoned an R-16(A) Single Family
District.

SUMMARY: The purpose of this request is to allow for the construction of
a single family shared access development. The maximum
number of single family detached dwellings proposed is 18
units.

CPC RECOMMENDATION: Approval, subject to a development plan, landscape
plan and conditions

STAFF RECOMMENDATION: Approval, subject to a development plan, landscape
plan and conditions





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GUIDING CRITERIA FOR RECOMMENDATION:

Staff recommends approval based upon:

1. Performance impacts upon surrounding property The request for a Planned
Development District to increase the density of single family uses in this location
will not have a negative impact on the surrounding area.

2. Traffic impact The Engineering Section of the Department of Sustainable
Development and Construction has determined that the request to increase the
number of dwelling units will not have a negative impact on the street system.

3. Comprehensive Plan or Area Plan Conformance The forwardDallas!
Comprehensive Plan shows that the request site in located in a Residential
Building Block and is in compliance with the Comprehensive Plan.

4. Justification for PD Planned Development District Zoning as opposed to a
straight zoning district With the exception of lot coverage, the straight zoning
district that would most accommodate the proposed development is R-5 Single
Family Residential due to the lot area, lot coverage and setbacks. The desire for
a screening wall in what would be considered a front yard and an increase in the
lot coverage over whats permitted in R-5 are what triggered this PD request.

BACKGROUND INFORMATION:

The request site is currently undeveloped and is proposed to be developed with a
single family shared access development. The proposed development will be
permitted to construct between 14 and 18 single family units.

The proposed shared access development will have a minimum lot size of 7,150
square feet and is similar in lot size to the Planned Development Districts in the
surrounding area.

The request site is adjacent to single family uses and a church. Planned
Development District No. 115 is east of the request site, across Creekway Drive, is a
11-unit single family development with minimum lot size of 7,800 square feet.

Zoning History: There has been one recent zoning change requested in the area.

1. Z123-121 On J anuary 23, 2013, the City Council approved a Specific Use
Permit for private streets on property zoned an R-16(A) Single
Family District on the north side of Forest Lane, between
Hampstead Lane and Creekway Drive.
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Thoroughfares/Streets:

Thoroughfare/Street Type Existing
ROW
Proposed
ROW

Forest Lane Principal Arterial 80 ft. 80 ft.
Creekway Drive Local 50 ft. 50 ft.

Traffic: The Engineering Section of the Department of Sustainable Development and
Construction has reviewed the request and determined that the proposed development
will not have a negative impact on the surrounding street system. The analysis is based
upon the traffic worksheet the applicant provided during the application submittal.

Surrounding Land Uses:

Zoning Land Use
Site R-16(A) Single
Family
Undeveloped
North R-16(A) Single
Family
Single Family
South R-1ac(A), PDD No.
117
Single Family
East PDD No. 115 Single Family
West R-16(A) Church


COMPREHENSIVE PLAN: The forwardDallas! Comprehensive Plan was adopted by
the City Council in J une 2006. The forwardDallas! Comprehensive Plan outlines several
goals and policies which can serve as a framework for assisting in evaluating the
applicants request. The Plan identifies the request site as being in a Residential
Building Block.

The proposed shared access development is also consistent with the lot size of several
Planned Development District for single family uses in the surrounding area.

The Residential Building Block represents the life-blood of Dallas, the traditional
neighborhood of single-family detached homes. Dallas has many neighborhoods that
match this description, including Winnetka Heights, Preston Hollow, Lakewood and
Wheatley Place. Single-family dwellings are the dominate land use in these areas.
Some shops, restaurants or institutional land uses such as schools and religious
centers that serve neighborhood residents may be located at the edges or at key
intersections.
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LAND USE

GOAL 1.2 PROMOTE DESIRED DEVELOPMENT

Policy 1.2.1 Use Vision Building Blocks as a general guide for desired
development patterns.

STAFF ANALYSIS:

Land Use Compatibility: The 4.47 acre site is undeveloped and is adjacent to single
family uses and a church. Planned Development District No. 115 which is east of the
request site, across Creekway Drive, is a single family development with lot sizes
ranging between 8,200 square feet and 17,000 square feet.

The applicant is proposing to construct a maximum of 18 dwelling units in a single-
family shared access development. The proposed gated development will comply with
the development standards and regulations for a shared access development. The
Planned Development is consistent with several Planned Development Districts that are
developed with single family uses as it relates to the lot coverage and lot size. The
minimum lot size proposed is 7,150 square feet. A chart showing a comparison
between the applicants development and surrounding Planned Development Districts
with similar lot coverage and lot sizes is provided below.

Note: Lot sizes are based on the information provided by DCADs

The applicant is also proposing to preserve a green belt along Forest Lane. This green
belt will serve as a buffer between the proposed development and the vehicular traffic.
The proposed shared access development will have two driveway approaches, with the
primary access being located at the terminus of Creekway Drive. The applicant will
submit an application to the City to abandon a 50-foot right-of-way and a 15-foot alley
that are located on the property.

Staff recommendation is for approval of the applicants request for a Planned
Development District for single family uses, subject to a development plan and
conditions.



Proposed PDD PD 109* PD 384* PD 115* PD 719*
Total Lot Size per square feet
7,765 5,164 6,783 7,598 8,251
7,765 5,471 6,892 7,617 7,431
7,765 5,548 6,941 7,745 6,033
7,895 5,891 6,990 7,829 6,026
7,895 6,031 7,029 8,440 6,259
7,895 6,047 7,105 10,390 7,569

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Development Standards:

DISTRICT
SETBACKS
Density Height
Lot
Coverage
Special
Standards
PRIMARY Uses
Front Side/Rear
R-16(A) - Existing
Single Family
35 10
1 Dwelling Unit/
16,000 sq. ft.
30 40% N/A Single family
R-5(A) For
Comparison
20 5
1 Dwelling
Unit/5,000 sq. ft.
30 45% N/A Single family
PDD - Proposed
Single family
10 Creekway
20 Forest Ln
10 18 units 30 60%
Proximity
Slope Visual
Intrusion
Single family

Landscaping: Landscaping will be in accordance with Article X, as amended.

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CPC Action (J anuary 9, 2014)

Motion: It was moved to recommend approval a Planned Development
District for single family uses, subject to a development plan, landscape plan
and revised conditions with the following: 1) Except as otherwise provided,
landscape must be provided per Article X for a shared access development in
other than a single family district, in Section 51A-10.125(a)(2)(B), 2) A
landscape plan must be provided for Lots 1-5 and Lot 19, and Creekway Drive
frontage and entry within the district, 3) Lots 1-6 must have 2 large canopy
trees per lot within the 10 feet setback along the alley to the north on property
zoned an R-16(A) Single Family District on the northwest corner of Forest
Lane and Creekway Drive.

Maker: Bernbaum
Second: Hinojosa
Result: Carried: 15 to 0

For: 15 - Anglin, Soto, Rodgers, Culbreath, Shidid,
Hinojosa, Bagley, Lavallaisaa, Tarpley, Shellene,
Bernbaum, Peadon, Murphy, Ridley, Alcantar

Against: 0
Absent: 0
Vacancy: 0

Notices: Area: 500 Mailed: 71
Replies: For: 6 Against: 11

Speakers: For: Audra Buckley, 416 S. Ervay St., Dallas, TX, 75201
Lee Wilkins, 6657 Crestway Ct., Dallas, TX, 75230
Against: George Hanson, 6554 Greenwich Ln., Dallas, TX, 75230
J ennifer Hanson, 6554 Greenwich Ln., Dallas, TX, 75230
Stacy Sims, 6610 Greenwich Ln., Dallas, TX, 75230
Laura Wilson, 6532 Greenwich Ln., Dallas, TX, 75230
J oseph Moline, 6633 Greenwich Ln., Dallas, TX, 75230
Diane Glass, 6544 Greenwich Ln., Dallas, TX, 75230
Against (Did not speak): Katherine Flatt, 6522 Greenwich Ln., Dallas, TX,
75230

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LIST OF OFFICERS
Unity Church of Dallas
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SEC. 51P-___.101. LEGISLATIVE HISTORY.

PD was established by Ordinance No. , passed by the Dallas City
Council on
.

SEC. 51P-___.102. PROPERTY LOCATION AND SIZE.

PD is established on property located on the northwest corner of Forest
Lane and Creekway Drive. The size of PD is approximately 4.47 acres.

SEC. 51P-___.103. DEFINITIONS AND INTERPRETATIONS.

(a) Unless otherwise stated, the definitions in Chapter 51A apply to this
article.

(b) Unless otherwise stated, all references to articles, divisions, or sections in
this article are to articles, divisions, or sections in Chapter 51A.

(c) This district is considered to be a residential zoning district.

SEC. 51P-___.104. EXHIBIT.

The following exhibit is incorporated into this article:

Exhibit ___A: development plan.

SEC. 51P- .105. HOMEOWNERS ASSOCIATION.

Prior to final plat approval, the owner of the Property must execute an instrument
creating a homeowners association for the maintenance of common areas, screening
walls, landscape areas (including right-of-way landscaping areas), and for other functions.
This instrument must be approved as to form by the city attorney and filed in the Dallas
County deed records..

SEC. 51P-___.106. DEVELOPMENT PLAN.

(a) For a shared access development, Development and use of the Property
must comply with the development plan (Exhibit ). In the event of a conflict between
the provisions of this article and the development plan, the provisions of this article
control.

CPC PROPOSED PDD
CONDITIONS
Z134-106(WE)
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(b) For all other uses, no development plan is required, and the provisions of
Section 51-4.702 regarding submission of or amendments to a development plan, site
analysis plan, conceptual plan, development schedule, and landscape plan do not
apply.

SEC. 51P-___.107. MAIN USES PERMITTED.

(a) The uses permitted in this district are the same as those uses permitted in
the R-16(A) Single Family District, subject to the same conditions applicable in the R-
16(A) Single Family District, as set out in the Dallas Development Code, as amended.
For example, a use permitted in the R-16(A) Single Family District only by specific use
permit (SUP) is permitted in this planned development district only by SUP; a use
subject to development impact review (DIR) in the R-16(A) Single Family District is
subject to DIR in this planned development district; etc.

SEC. 51P-___.108. ACCESSORY USES.

As a general rule, an accessory use is permitted in any district in which the main
use is permitted. Some specific accessory uses, however, due to their unique nature,
are subject to additional regulations in Section 51A-4.217. For more information
regarding accessory uses, consult Section 51A-4.217.

(a) The following accessory uses are not permitted in this district.

- Accessory helistop
- Accessory medical /infectious waste incinerator
- Accessory outside display of merchandise
- Accessory outside sales
- Accessory pathological waste incinerator

(b) In this district, the following accessory use is permitted by SUP only:

- Accessory community center (private)

SEC. 51P-___.109. YARD, LOT, AND SPACE REGULATIONS.

(Note: The yard, lot, and space regulations in this section must be read together with
the yard, lot and space regulations in Division 51A-4.400. In the event of a conflict,
between this section and Division 51A-4.400, this section controls.

In general. Except as provided in this section, the yard, lot, and space regulations for
the R-16(A) Single Family District apply.

(a) For a shared access development, minimum front yard is:

i. 10 feet from Creekway Drive
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II. 20 feet from Forest Lane

(b) Side yard: Minimum side yard is 10 feet.

(c) A minimum separation of 10 feet is required between two single family
structures.

(d) Density. Maximum number of dwelling units is 18 units.

(e) Height. Maximum structure height is 30 feet.

(f) Maximum lot coverage:

(1) Except as provided in this subsection, maximum lot coverage is 40
percent.
(2) For a shared access development, maximum lot coverage is 60
percent.

(3) Aboveground parking structures are included in lot coverage
calculations; surface parking lots and underground parking structures are not.

(g) Lot size. Minimum lot size is 7,150 square feet.

(h) Shared access development: A shared access development is treated as
one lot.

SEC. 51P-___.110. SCREENING FENCE.

(a) A minimum 6-foot perimeter fence is required as shown on the
development plan. The perimeter fence may be constructed of [wrought iron] stone,
masonry, [wood] or any combination.

(b) A perimeter screening wall is permitted in the setbacks.

SEC. 51P____.111. SIDEWALKS.

(a) Sidewalks in the interior of the district are allowed but not required. Interior
sidewalks must be a minimum of three feet wide.

SEC. 51P-___.112. OFF-STREET PARKING AND LOADING.

(a) In general. Except as provided in this section, consult the use regulations
in Division 51A-4.200 for the specific off-street parking/loading requirements for each
use.


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(b) For a shared access development:

(1) A minimum of two off-street parking spaces is required for each
dwelling unit.

(2) Guest parking. For a shared access development, guest parking
spaces may cross lot lines.

SEC. 51P-___.113. ACCESS.

(a) Ingress and egress to and from the Property is only allowed in the
locations shown on the development plan.

(b) The developer should provide funding for design, construction of exclusive
eastbound left turn deceleration lane on Forest Lane into Creekway Drive, subject to
Transportation Section of Street Department approval.

SEC. 51P-___.114. SHARED ACCESS PAVEMENT WIDTHS.

(a) The shared access area must be provided as shown on the development
plan.

(b) The shared access area must have a minimum width of 20 feet, and a
minimum pavement width of 20 feet. Pavement widths are measured perpendicularly
from the edge of the pavement to the opposite edge of pavement.

(c) Paving may consist of decorative or stamped paving.

(d) Visibility triangles, that are a minimum of 20-feet, are required at all
intersections of driveways with public streets. Visibility triangles are not required at the
exterior comers of the district.

SEC. 51P-___.115. SHARED ACCESS DEVELOPMENT.

The regulations in Division 51A-4.411, Shared Access Development apply.

SEC. 51P-___.116. ENVIRONMENTAL PERFORMANCE STANDARDS.

See Article VI.

SEC. 51P-___.117. LANDSCAPING.

(a) Except as otherwise provided in this district, landscaping must be provided
in accordance with Article X, as amended:

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(1) landscape must be provided per Article X for a shared access
development in other than a single family district, in Section 51A-10.125(a)(2)(B),

(2) A landscape plan must be provided for Lots 1-5 and Lot 19, and
Creekway Drive frontage and entry within the district; and

(3) Lots 1-6 must have 2 large canopy trees per lot within the 10 feet
setback along the alley to the north

(b) All plant materials must be maintained in a healthy, growing condition.

SEC. 51P-___.118. SIGNS.

(a) Except as provided in the district, signs must comply with the provisions
for non-business zoning districts in Article VII.

(b) For shared access developments, monument signs are prohibited

SEC. 51P-___.119. ADDITIONAL PROVISIONS.

(a) The Property must be properly maintained in a state of good repair and
neat appearance.

(b) A water feature may be permitted in the front yard setback on Forest
Lane.

(c) Development and use of the Property must comply with all federal and
state laws and regulations, and with all ordinances, rules, and regulations of the city.

SEC. 51P-___.120 COMPLIANCE WITH CONDITIONS.

(a) All paved areas, permanent drives, streets, and drainage structures, if
any, must be constructed in accordance with standard city specifications, and
completed to the satisfaction of the director of public works and transportation.

(b) The building official shall not issue a building permit to authorize work, or a
certificate of occupancy to authorize the operation of a use, until there has been full
compliance with this article, the Dallas Development Code, the construction codes, and
all other ordinances, rules, and regulations of the city.


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PROPOSED DEVELOPMENT PLAN
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PROPOSED LANDSCAPE PLAN
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Z134-106(WE)
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AERIAL MAP
Case no: Z134-106
Date: 12/11/2013
Z134-106(WE)
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Z134-106(WE)
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71 Property Owners Notified (80 parcels)
6 Replies in Favor {6 parcels)
11 Replies in Opposit ion (11 parcels)
500' Area of Notification
1/9/2014 Date
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Z134-106(WE)
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Notification List of Property Owners
Z134-106
71 Property Owners Notified
Label # Address Owner
1 6625 CRESTWAY DR UNITY CHURCH OF DALLAS
2 6502 FORESTSHIRE DR ZIDELL LISA HELENE TR
3 6414 FORESTSHIRE DR GRANT J KIRLAND & CARMEN J
4 6410 FORESTSHIRE DR BEST ROBERT J & DAPHNE
5 11734 FOREST CT MCKAMY BOBBIE TRUSTEE
6 11726 FOREST CT MCKAMY BOBBIE N TRUSTEE
7 11720 FOREST CT TERRY GAYLE K
8 11712 FOREST CT DECLEVA KATHIANN LEAKE
9 11706 FOREST CT DUNNING DAVID W
10 11707 FOREST CT ROBINSON JEFFREY & BETSY D
11 11711 FOREST CT SHAFER GEORGE A & SHIRLEY
12 11719 FOREST CT FEMRITE JOHN F
13 6600 FOREST LN GORDON WILLIAM K III
14 11727 HIGH FOREST DR SANDERSON MARY K & MARK W
15 11717 HIGH FOREST DR LOEWINSOHN ALAN
16 11711 HIGH FOREST DR JOHNSON CHRISTINA & EDWARD
17 11705 HIGH FOREST DR ROFSKY NEIL M & LISA R
18 6723 FOREST LN DOOLIN C E &
19 6522 LONGFELLOW DR GREIF ELIZABETH ROSENBERG
20 6532 LONGFELLOW DR GREIF JULES & ELIZABETH ROSENBERG
21 6523 GREENWICH LN FURMAN ALLAN J FURMAN BARBARA A
22 6533 GREENWICH LN HIGGINBOTHAM JEAN TR
23 6515 GREENWICH LN DEAN JEFFREY A & ALTHEA KAY JARRETT
24 6544 LONGFELLOW DR JAMIESON GEORGES E & LISA K
25 6552 LONGFELLOW DR SHADLE TODD & MARIA REYES
26 6545 GREENWICH LN DENEMARK HOWARD A & GRACE M TANNIN
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12/11/2013

Label # Address Owner
27 6553 GREENWICH LN LESHIN MARK & CANDACE K
28 6636 LONGFELLOW DR MILLER ANDREW & TRACY
29 6630 LONGFELLOW DR PHAN NAM H
30 6624 LONGFELLOW DR HAMBLEN PASCHALL B & SHANA E
31 6616 LONGFELLOW DR WARD MICHAEL & TIGI
32 6608 LONGFELLOW DR BARRON MATTHEW BRETT & ANGELA GAIL
SHOUP
33 6609 GREENWICH LN THOMPSON JOHN G
34 6617 GREENWICH LN BEAL MICHELLE MCKANNA
35 6625 GREENWICH LN VAN WEY KAY L
36 6633 GREENWICH LN MOLINE DAVID KENNETH
37 6641 GREENWICH LN GUNNIN BARBARA ANN
38 6651 GREENWICH LN BROWN RICHARD C & KAY V
39 6729 GREENWICH LN KLINEFELTER CHRISTOPHER & MARTHA
40 6719 GREENWICH LN LAWSON CADMUS K II
41 6730 GREENWICH LN WILDMAN DAVID R ETAL
42 6720 GREENWICH LN WOODWARD STEVE C & TERRI
43 6634 GREENWICH LN ABBOTT DAN E LF ESTATE
44 6642 GREENWICH LN LINDSAY JOSEPH H JR TRUST
45 6652 GREENWICH LN WEST VALARY L & ROGER A WEST
46 6629 CRESTWAY CT RADMAN BETTY L
47 6633 CRESTWAY CT EISENBERG ALAN LEE
48 6637 CRESTWAY CT SMISER RAYBOURN H III
49 6643 CRESTWAY CT RHEUDASIL MYRNA
50 6649 CRESTWAY CT FIRTH ROSEMARIE
51 6657 CRESTWAY CT WILKINS T LEE & LINDA A WILKINS
52 6667 CRESTWAY CT SIMPSON JAMES A & KATHERINE E
53 6671 CRESTWAY CT NEWBERRY ALLAN & LINDA
54 6673 CRESTWAY CT BODDY DIANE JOHNSON
55 6677 CRESTWAY CT SHIRLEY W JOHN
56 6681 CRESTWAY CT CASPERSON PAUL C & CYNTHIA L
57 6554 GREENWICH LN HANSON GEORGE & JENNIFER
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Label # Address Owner
58 6610 GREENWICH LN SIMS STEVEN LAWRENCE & STACY JEAN
59 6618 GREENWICH LN SPIVEY THOMAS A
60 6628 GREENWICH LN GEISBAUER JEFFREY & JESSICA
61 6516 GREENWICH LN DARDAGANIAN STEPHEN G
62 6522 GREENWICH LN FLATT EDWARD L & KATHERINE M
63 6532 GREENWICH LN WILSON JEFFREY A & LAURA C
64 6544 GREENWICH LN GLASS MICHAEL E & DIANE C
65 6550 GREENWICH LN HELMS EUGENE W & NORMA J TRUSTEE
66 6525 FOREST LN UNITY CHURCH OF DALLAS EXEMPT 1974
67 6700 FOREST LN CARR GLADYS W TR SUITE 125
68 11737 HIGH FOREST DR BARNES JAMIE MORETON & LAVONNA
KUHNERT
69 6625 FOREST CREEK DR MACK MICHAEL J
70 11700 FOREST CREEK DR OAK FOREST EST HOMEOWNERS ASSOC
71 6624 FOREST CREEK DR NOBLE ANTHONY S & NATALIE E NOBLE